MANAGER’S REPORT

December 15, 2008

Units for sale or rent – no changes from previous month

Personnel – Maintenance and janitorial received increases of fifty cents per hour.

ADMINISTRATIVE

1. Contract for Direct TV signed on December 9, 2008. Provider can now offer satellite TV services as an alternative to cable. Telephone # 238-0123.
2. Financial statement(s) for 2008 will be prepared by Patterson & Associates, CPA.
3. Adopted budget is ready to mail…waiting for other items to include in mailout.
4. Insurance appraisal – our last appraisal was two years ago. Citizen’s requires an appraisal within 18 months of renewal. Our agent recommends an updated appraisal.
5. Our insurance agent, Richard Gross, said that no insurance carrier will insure for water seepage. They take the position that it is caused by lack of repair and maintenance…the waterproofing envelope has been compromised.

BUILDING AND PROPERTY

1. Unit #903 completed renovation to include re-plumbing of water supply lines.
2. Unit #503 has also been re-plumbed and unit #1802 will be in January 2009.
3. The Clubroom framed wall above the east windows is deteriorated badly and needs to be repaired.
4. Donovan Heat & A/C completed semi-annual PM service on five units. Cost to renew service program is $840.
5. Replaced garage door card reader. Some card numbers were not loaded into the new reader and do not work.
6. Our plant beds on the east side of the building are dying off. Our turf is being overrun by dollar weed. I am going to have a spray company begin a campaign to eradicate the dollar weed.
7. Crawford Electric had to re-wire the mechanical rooms next to the elevators (17 levels) because there was no ground wire in the conduit and circuits kept shorting out.
8. Annual fire alarm inspection needs to be scheduled and accomplished. The public address part of the panel appears not to work again. The equipment and technology are old and finding repair parts is becoming increasingly difficult.

PAINTING UPDATE

PPCA DiIorio paint update.

NE drop-second coat on walls /ceilings complete
We addressed paint blistering last week re-scaped areas re-primed and painted we will continue to watch ceilings for blistering due to floors not being sealed.
Start on handrail prep
SE drop- first coat walls/ceiling complete start on second coat
Stucco on beams complete and primed with hot primer
West walkways
Sealer complete 18 thru 2 including overhangs
Ceilings- two coats 18-10 sealer only 10 -2
Walls two coats 18 -14 one coat 13-10 sealer 9-2
We are addressing paint blistering on all walls as needed scraping back to sound surface applying a product called maddog primer to seal areas also prepping surface with stucco patch as needed
Stucco work addressed on first floor areas approx 40 bags to date,working on change order.



MERRY CHRISTMAS AND HAPPY NEW YEAR from the Board

MINUTES

MINUTES 11/20/08

Scheduled Board Meeting

Directors present: All

Motion: To approve the Minutes of the October 21, 2008 and post to the PP BLOG.
Made by: Shawn Griffith
Seconded by: George Koury
Vote: Approved unanimously

Motion: To continue to print and use coupon books for monthly assessments
Made by: Ed Buttner
Seconded by: Shawn Griffith
Vote: Approved unanimously

Motion: To sign contract with Direct TV as amended by Dave White
Made by: Shawn Griffith
Seconded by: Ed Buttner
Vote: Approved unanimously

Motion: To transfer responsibility of Project Manager to the DiIorio manager.
Made by: Shawn Griffith
Seconded by: Ed Buttner
Vote: Approved unanimously

Motion: To adopt the 2009 budget as proposed by the finance committee that will increase monthly assessments from $425 to $485.
Made by: Ed Buttner
Seconded by: Shawn Griffith
Vote: Approved unanimously

Motion: To adjourn at 9 pm and re-meet on December 16, 2008
Made by: Doug Myers
Seconded by: Ed Buttner
Vote: Approved unanimously

BUILDING UPDATE

Paint Project update 12/5/08

Spray ceiling texture on northeast balconies complete as well as west walkway, started to texture ceilings on southeast balconies 12/2

Started to roll Northeast balconies 12/2 first coat

Two coats of ceiling paint on floors 18 thru 14 complete.

First coat of wall paint 18 thru 15.

Pressure washed floors 13-9-5 so pressure washing complete 18 thru 5

Prj Mgr met with Roger on 12/2 to walk site discussed importance of working the scaffolding areas, the next couple of days look good as far as wind.

Currently there is some paint bubbling on the West Walkways that have been “painted”. DiIorio, PP Prj Mgr and Paint Supplier have met on 12-15-08 to review the application, the conditions and to decide on a course of action to correct the situation and resolve any future potential issues.

A surprise OSHA inspection took place and neither PPCA nor DiIorio were cited.

Wind and moisture (weather) continue to be a major issue with the project currently.

Issues:

Beams repaired by concrete contractor were not textured and not identified in DiIorio scope of work

Obtain quote to brown coat texture them with stucco thru DiIorio “to match” .

Spray texture and finish to achieve some semblance of similarity at very minimal or no cost.

Paint as repaired.

Some of you noticed the community room’s exterior wall had a large tarp over it this weekend.

There is a need to remove the old existing lathe (appears to be over an “old” green board – that must have been acceptable in the old days), and what remains of the sheathing to expose the beams.

We will then need to trim the rusted out metal studs and scab new ones to them to create a skeletal framing to attach new drywall and new proper cementitious hardie board; then stucco and paint.

East exit area to Beach lanai area ceiling has three 3X5 access panels to the previous Air Handler units for the office.

We need to remove the access panels, patch the area with steel beams, lathe and stucco to match the current façade.

5 woods doors currently need replaced, and 4 more floors need verified.

ON BEHALF OF THE BOD, WE URGE YOU.......

At last we are painting and repairing the building.....but there are many unpredictables...like wind shifts, changes in schedules, etc.

You would be wise to never park your car in front of the building. If oversprays occur, YOU ARE RESPONSIBLE for any damage to your vehicle.

The good news is that everything is on schedule and moving forward to a wonderful Spring and Summer...for many years. Yeah!!!

Please check the BLOG and the Bulletin Board downstairs. As your BLOG Master, I will attempt to keep you up to date....minute to minute.

MANAGER’S REPORT

Units for sale or rent

#1505 Short sale closed as scheduled and 2 months assessments and late charges were collected and disbursed by closing agent to PPCA.

Administrative

1. Received rebate check from Ameriflood in the amount of $1,680.
2. DiIorio paid $80,000 at set-up / mobilization to be deducted from future payments.
3. Production and distribution of proposed budget and budget meeting notice accomplished on time with assistance from unit owners.
4. No satellite TV service unless / until association approves and signs a contractwith provider.
5. Our insurance agent, Richard Gross with Advanced Insurance Underwriters will be here Tuesday, November 25th late morning. Meet him or submit any questions that you may have or need answered.
6. The association has used coupon books for the past ten years to help remind the owners about their monthly assessment. Price doubled to $2 per book. Continue to use or forget about it?
7. The board of directors is charged with repairing and maintaining the condominium, and providing the necessary services to the community. It should also enhance the property when necessary with the support of the membership.
8. Over the past ten years, various boards have developed some long-range goals or a list of things they would like to see done. See list elsewhere.
9. Manager was informed that Jean Bowen’s #1005 health is failing. Also, John Carr #1002, fell and is in the hospital.

Building & Property

1. Cracked bathroom waste line of #306 in the ceiling of #206 over shower was repaired by Amelia Plumbing at cost of $333.45.
2. The wall in the Clubroom over the windows leaks. Suggest that we hire a foam company to spray and seal the entire west wall on the inside.
3. The electric circuit in the mechanical room on each floor is not grounded. This is a code violation that needs to be corrected. Verbal estimate from Crawford Elect. is $3,000.
4. The lightning arresting systems on top of the building is defective. Aluminum wire was used and is broken. Crawford estimates that repair or replacement will cost thousands of dollars. He will do a proposal IF board is serious about repair or replacement.
5. The wiring in the spa room was redone to meet code and eliminate the mild shock when grasping the handrail.
6. Garage card reader is defective. Sometimes it works and sometimes it doesn’t. The new replacement card reader didn’t work either! Chinese manufacturing????